Slides from the 3 hour mold training course for in-service education credits for NYS code enforcement officials. Revised in Aug. 2013 to show vacant property registration requirements, and updated some other information.

1. Mold, Water and Building Code
Code Enforcement in-service training program
Todd Crawford
Bureau of Toxic Substance Assessment
Exposure Characterization and Response
(518) 402-7810
trc05@health.state.ny.us

2. Why are we talking to Code
Enforcement Officers about mold?
 Mold is the HOT topic
 Mold is not a regulated contaminant
 Mold is a symptom of water problems
 Water problems can be regulated through
Building Codes

3. NYSDOH – Calls per Month
J
a
n
2
0
0
6
M
a
r
2
0
0
6
M
a
y
2
0
0
6
J
u
l
2
0
0
6
S
e
p
t
2
0
0
6
N
o
v
2
0
0
6
J
a
n
2
0
0
7
M
a
r
2
0
0
7
M
a
y
2
0
0
7
J
u
l
2
0
0
7
S
e
p
t
2
0
0
7
N
o
v
2
0
0
7
J
a
n
2
0
0
8
M
a
r
2
0
0
8
M
a
y
2
0
0
8
J
u
l
2
0
0
8
S
e
p
t
2
0
0
8
N
o
v
2
0
0
8
0
10
20
30
40
50
60
70
80
90
100
Monthly Mold Calls Received by BTSA-IHA
Month-Year
Number
of
Mold
Calls

4. Most calls...
• More than 50% of calls are from tenants
– most are 'landlord-tenant' disputes
– most are requesting an inspection
• Most are referred to Code Enforcement
– many are referred to Attorney General
– many are referred to #311 (NYC)

5. This Training Will Cover
• Molds and Health
• Mold Growth
• Water and Moisture in Buildings
• Building Codes and Water
• Case Studies

6. Mold and Health Effects
 Allergies and Irritations
 Infections
 Toxicity

7. Health Effects of Mold
 Allergy and Irritation symptoms
 Nasal and sinus congestion
 Itchy, red, watery eyes
 Wheezing
 Difficulty breathing
 Cough
 Throat irritation
 Skin irritation, rash
 Headache

8. Rare Health Effects
 Mold Infections
 Common minor infections – e.g. athlete’s foot
 Serious infections – quite rare
 Mostly in people with compromised immune
systems
 HIV/AIDs, organ transplant, chemotherapy
patients, invasive procedures
 Only a few molds cause serious human
infections
 Often serious/fatal infections

9. Mold Toxins
 Mycotoxins – mold toxins
 More than 200 known mold toxins, some of
which affect humans
 Produced by molds growing under certain
conditions
 Most known health effects are from eating
moldy food

10. 09/04/08
“Toxic Mold” - Stachybotrys chartarum
• Title: Conidia
• Disease(s): Environmental infestations
• Legend: Conidia of Stachybotrys chartarum on a ceiling tile.
• Genus/Species: Stachybotrys chartarum
• Image Type: Microscopic Morphology
http://www.doctorfungus.org

11. “Toxic” Mold – the beginning
 Cleveland, Ohio – Jan. 1993 to Dec. 1994
 10 infants – Idiopathic Pulmonary Hemosiderosis (IPH)
 CDC Investigation [Pediatrics, 1997; 99(1)]
In every case:
● The infants’ homes had water damage within 1
month before they became ill
● The water damage had not been cleaned up
● The source of the water had not been fixed

12. “Black” Mold
Stachybotrys chartarum (S. atra)
Three scientific papers:
 Higher levels of S. chartarum in the homes of infants
with IPH than in other (healthy) infants’ homes in
Cleveland (Arch Pediatr Adolesc Med 1998;152:757-762)
 Association between IPH and S. chartarum was not proven.
(MMWR 2000;49:180-184)
 S. chartarum detected in the lung and home of a child
with IPH in Houston (Pediatrics 1999;104:964-966)
 S. chartarum detected in the home of an infant with
IPH in Kansas City (Environ Health Perspect 1999;107:927-930)

13. “Toxic Mold” in the Press
 USA Today™ – Mold in Homes: A Health Alert
 USA Today™ – Mold in Schools
 USA Today™ – When Mold Takes Hold
 Time™ – Beware: Toxic Mold
 48 Hours™ – An Insidious Mold
 48 Hours™ – Silent Killers: Toxic Mold
 20-20™ – Is Hidden Mold at Home Making You
Sick?

14. Mold Lawsuits (not settlements!)
 Melinda Ballard - $32 million
 Erin Brockovich - $1 million
 Ed McMahon - $10 million
 Bianca Jagger - $20 million
 Santa Clara Courthouse - $12 million
 Bay Point Condominium - $2.5 million
 Henry Phipps Plaza - $12 billion!

15. Is there “Toxic Mold”?
 NYSDOH
 Evidence is weak
 IOM
 Inadequate evidence
 CDC
 Not proven
 AA Pediatrics
 Plausible
 AAAAI and ACOEM
 Improbable
 EPA
 Avoid unnecessary exposure

16. Molds are different!
FUNGI
Kingdom
MOLDS
yeast
mildew
mushrooms
puffballs
Plant
Kingdom
Animal
Kingdom

17. Hyphae, Mycelium, and Spores

18. Factors Affecting Mold Growth
• Food source
• Oxygen
• Temperature
• Mold Spores
• Water
We can control the
water (usually)

19. Mold Food in Buildings
 Wood
 Boards
 Plywood
 OSB
 MDF
 Paper
 Sheetrock
 Paper on a “sponge”
 Most organic materials
 Glue
 Carpet pads
 Ceiling tiles

20. Rates of Mold Growth
 Queensbury Middle School 6th Grade
 4 x 4 inch squares of drywall
 Wetted with measured amounts of water
 0%, 20%, 40%, 60%, 80% water by mass
 Daily counts of observed mold colonies per
square inch

22. 11/02/08 11/04/08 11/06/08 11/08/08 11/10/08 11/12/08 11/14/08 11/16/08 11/18/08 11/20/08
0
5
10
15
20
25
Front side mold colony growth
0.00%
19.85%
39.81%
60.05%
Date
Average
Number
of
Colonies

23. Water in and on Buildings
 Vapor
 Steam, humidity
 Liquid
 Water, rain, fog
 Solid
 Ice, snow, frost
 Adsorbed

24. Water and Moisture Movement
 Liquid Flow
 Gravity
 Air Movement
 Pressure
 Capillary Flow
 Vapor Diffusion

25. Movement of Vapor
 Mass Transport
 Building Pressures
 Stack Effect
 Mechanical Ventilation
 Vapor Diffusion
 High to Low humidity
 Through microscopic spaces
 Slow, long-term process

26. How much water is in the air?
 Temperature
 Relative Humidity
 Dew Point
Example:
70° F
40% RH
46° F Dew Point

27. Moisture Dynamics
Cold Surface
Liquid Water
Warm Air
Water Vapor

28. Wetting
 Materials get wet in stages
 Adsorbed water molecules
 Bound to the material
 Free water in capillary pores
 AVAILABLE TO MOLDS
 Saturated – pores full and free water on the
material’s surface
 Usually visible dampness and water beads

29. Drying
 Materials get dry in stages
 Free water on the material’s surface
 Wipe or drain it off
 Free water in capillary pores
 Evaporates at room temperature with air
movement
 Adsorbed water molecules
 usually can not be removed without heating

30. What’s happening in this room?

31. What's happening in this room?

32. TAKE TEN

33. What Gives You the Right?
 Title 19 NYCRR Part 1203
– Every jurisdiction “shall provide for administration
and enforcement by local law, ordinance or other
appropriate regulation”
 Part 1203.3 Inspections
– 1203.3(h)(2)(i) Procedures shall be established for
addressing bona fide complaints which assert that
conditions or activities fail to comply with the
Uniform Code

34. Housing and Building Codes
 75 Water and Moisture specific Codes
 10 in Property Maintenance Code
 17 in Residential Code
 36 in Building Code
 4 in Energy Conservation Code
 8 in Mechanical Code

35. Exteriors
 Grading and Drainage
 Foundations
 Building Envelope
 Walls
 Roofs
 Windows, Doors and Skylights

36. Grading and Drainage RR§401.3

37. PMC§302.2
 Graded and
maintained
 Prevent soil
erosion
 Prevent stagnant
water

38. Foundations

40. Foundation Drainage §RR405
• Drainage is required unless foundation is
well-drained (Group I soils)
• Install drains at or below level to be
protected
• Discharge to an approved drainage
system
• Drain - Gravel - Membrane

41. Water/Damp-proofing §RR406
• Dampproofing for habitable or usable
spaces below grade
• Waterproofing where high water table or
other soil-water conditions exist
• from top of footing to finished grade
• Acrylic cement, hot-mopped felt, roll
roofing, 6-mil poly, 40-mil poly-asphalt

43. Efflorescence

44. Building Envelope

45. Building Envelope §PM304.2
• maintained in
good condition
• protected by
painting or other
treatment
• weather resistant
and water tight

46. Vapor Barriers
 §RR318.1 Moisture control.
– In all framed walls, floors and
roof/ceilings comprising elements of
the building thermal envelope, a
vapor retarder shall be installed on
the warm-in-winter side of the
insulation.

48. How much water is in the air?
 Temperature
 Relative Humidity
 Dew Point
Example:
70° F
40% RH
46° F Dew Point

49. Roof Flashing and Drainage §RR903

50. §PM304.7 Roofs and drainage

51. Exterior Leaks Matter!
 80% of all construction
claims are for leaks in the
building’s exterior
 Brockovich – roof leaks
 $1 million
 Bay Point Condominium –
exterior leaks
 $2.5 million

52. Why does this building smell?

53. Another Stinky Place

54. Interiors
 Ventilation
 Attics, Crawlspaces
 Bathrooms
 Clothes Dryer Exhaust
 Plumbing System
 Sanitary System
 Bathtubs and Showers

56. Crawlspace Moisture

57. Crawlspaces
 Vapor barriers
 Ventilation
 Floor insulation
 Pipe insulation
 Seal floor
penetrations

58. Bathroom Ventilation
 §PM403.2
 Fans are required
when no windows are
present
 Exhaust must
discharge to the
outdoors

59. §PM403.5
 Clothes dryer exhaust
systems shall be
independent of all
other systems and
shall be exhausted in
accordance with the
manufacturer's
instructions.

60. Plumbing System §PM504.1
 properly installed and maintained...
 capable of performing the function for
which such plumbing fixtures are
designed...
 All plumbing fixtures shall be maintained in
a safe, sanitary and functional condition.

62. Bathtubs and Showers

63. Manufactured Homes
MHRA – Moisture
Problems in
Manufactured Homes
•Moisture Problem
Prevention
•Moisture Problem
Mitigation
•Moisture Problem
Basics

64. Moisture Problem Prevention
 Design and Construction
 The Manufacturer's Checklist
 Setup
 The Installer's and HVAC Contractor's
Checklist
 Operation
 The Homeowner's Checklist

65. The Installer's Checklist
 Proper grading
 Marriage line completely sealed
 Ground cover installed
 Bottom board sealed
 Metal ducts and boxes covered, connected,
sealed, and insulated
 Dryer exhaust duct supported
 Properly sized cooling equipment
 A/C condensate line trapped and terminated
outside skirting

66. The Homeowner's Checklist
Use ventilation fans
Keep fans running for a short time after
showers, cooking, etc.
NO un-vented heaters!!
Don't cover registers
Maintain systems
Check air filters
Recognize moisture problems
Eliminate sources of moisture

67. Crawlspace Drainage

68. Moisture behind Vinyl Wallpaper

69. Vacant Buildings
• Vacant Property Registration?
– increasingly required in New York
– list at www.safeguardproperties.com
• Property Insurance Restrictions?
– some exclusions kick in at 60 days
– other loss payments reduced by 15%
– partial vacancy provisions - e.g. strip malls

70. Vacant Commercial Property
• Insurance exclusions (ISO property form)
– vandalism
– glass breakage
– water damage
– theft or attempted theft
– sprinkler leakage

71. Water Damage Prevention
• Inspect, inspect, inspect
• Set heat to 55°F and air conditioning to 85°F
• Keep all sprinkler, fire protection and detection
systems in service
• Ensure sump pumps are working properly
• Turn off unnecessary utilities - e.g. water heater
• Inspect, inspect, inspect
– clogged drains, building damage

72. Sanitary Conditions
§PM107.1 General. When a structure or
equipment is found to be unsafe, or when a
structure is found unfit for human occupancy, or
is found unlawful, such structure shall be
condemned pursuant to the provisions of this
code.

73. Sanitary Condition or Lifestyle Choice?

74. Who makes the call?
 Code Enforcement
 … ensure public health, safety and welfare
insofar as they are affected by the continued
occupancy and maintenance of structures and
premises.
 Department of Health
 … abatement of nuisances affecting or likely
to affect public health

75. TAKE TEN

76. Investigating Mold
 Visual Inspection
 Mold
 Moisture and Water damage
 Odor Evaluation
 Follow your nose
 Sampling and Analysis ?

77. Visual Inspection
 Visible mold
 Water/moisture
 Hidden areas
 HVAC Systems
 Overall cleanliness
 Instruments

78. Moisture Meters
 $300 – $1000++
 Measure resistance or
capacitance
 Surface-type and/or
pin-type
 Each brand is
different
 Readings are not
comparable

79. Odor Evaluation
 Microbial Volatile
Organic Compounds
(MVOCs)
 Persistent versus
Transient Odors
 Musty, earthy odor
 Stale air

80. Sampling and Analysis
 Sampling
 Tape Lifts
 Bulk
 Wipe/Swab
 Air

81. Sampling and Analysis
 Analysis
 Microscopy
 Culture
 DNA

82. Sampling and Analysis
 Rarely done adequately
 Should compare impacted against non-
impacted areas
 There are no standards
 What kinds of mold are “bad”?
 What do the concentrations mean?
 The results don’t change the
recommended actions...

83. You’ve Got Mold!
Fix the leaks!
Dry
 Drain, Mop, Wipe off standing water
 Remove moisture with fans or dehumidifiers
Clean
 Discard damaged carpets, clothes, paper
 Wash with Soap and Water
Disinfect
 1:10 Bleach Water

84. Look for and fix Exterior Leaks
 Grading and Drainage
 Foundations
 Building Envelope
 Walls
 Roofs
 Windows, Doors and Skylights

85. Look for and fix Interior Leaks
 Ventilation
 Attics, Crawlspaces
 Bathrooms
 Clothes Dryer Exhaust
 Plumbing System
 Sanitary System
 Bathtubs and Showers

86. Drying
 Surface Water
 Drain, Mop, Wipe off visible water
 Moisture and Dampness
 Remove with fans or dehumidifiers
 Adsorbed Water
 Avoid excessive drying
 May damage some materials – buckling and
cracking

87. Cleaning
 Discard materials that can’t be cleaned
 Carpets and backing
 Sheetrock
 Clothing
 Paper
 Clean surfaces with soap and water

88. Some things have to be saved…
 Hurricane Katrina
 State Archives
 Ledger books
 Sent to a Restoration
and Salvage Specialist

89. Disinfect
 Bleach water
 About 1 cup bleach in 1 gallon water (1:16)
 Cheap and effective
 Specialty chemicals
 Quaternary Ammonium cleaners
 Generally no more effective than bleach
 Borate solutions
 Leaves a residue which can prevent future mold
growth

90. Construction Management
 Use Good Containment Practices
 Dust Control
 Barriers
 Ventilation
 Avoid Tracking
 PPE
 Avoid unnecessary exposure

91. Why is this place moldy?

92. Is this mold?

93. Mold on a Rocking Chair

94. Moisture Buffering

95. References
NYSDOH
• www.nyhealth.gov/environmental/indoors/air/mold.htm
EPA
• www.epa.gov/mold
NYCDOHMH – Mold Assessment Guidelines
• www.nyc.gov/html/doh/downloads/pdf/epi/epi-mold-guidelines.pdf
Building Science Corporation
• www.buildingscience.com/index_html
Whole Building Design Group
• www.wbdg.org
Conservation Physics
• www.conservationphysics.org

96. Conclusion
 Mold indicates Water
 Water indicates Building Problems
 Building Problems can be resolved through
Code Enforcement

97. Questions and Comments